9611 Emerson St · Wilkinsburg, PA 15235

$75,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 56 Days on market

Built 1926 7,200 sqft lot Est $129k · 42% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick cape cod on a quiet neighborhood street. Hardwood floors and fireplace adorn the livingroom and dining room. Full basement waiting for finishing for a grand game room. Close to public transportation and shopping. Dishwasher, microwave oven, and stove included. .. Move right in!!!

Key facts

• 7,200 sq ft lot
• Garage
• Built 1926

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Asphalt roof
• Construction: Brick construction; Asphalt roof
• Exterior features: Brick exterior; Resale property

Interior

• Kitchen: Cooktop; Stove; Some electric appliances
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished, walk-up basement; Fireplace in family/living/great room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 11.3% in Wilkinsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 129 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $128,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9611 Emerson St	0.00mi	3/1.0	1,120 (0%)	1mo	$75,000	$67	99
139 Howard St	0.20mi	3/1.0	1,160 (+4%)	5mo	$105,000	$91	81
108 Lavern St	0.14mi	3/1.5	1,176 (+5%)	4mo	$175,000	$149	80
361 Orin St	0.42mi	3/1.0	1,100 (-2%)	0mo	$125,500	$114	77
35 Verona Rd	0.37mi	2/1.0 (-1)	1,122 (+0%)	5mo	$24,900	$22	73
111 Clinton Dr	0.11mi	3/1.0	1,275 (+14%)	5mo	$175,000	$137	67
310 Mccutcheon Ln	0.40mi	3/2.0	1,163 (+4%)	5mo	$70,000	$60	67
2036 Sampson St	0.40mi	3/2.0	1,218 (+9%)	1mo	$162,000	$133	62
614 Churchill Ave	0.64mi	3/2.0	1,100 (-2%)	5mo	$174,500	$159	59
7895 Mark Dr	0.68mi	3/2.0	1,200 (+7%)	4mo	$115,500	$96	49
711 Gaywood Dr	0.56mi	3/1.5	1,264 (+13%)	2mo	$242,000	$191	49
149 Eastminster Dr	0.66mi	3/2.0	960 (-14%)	4mo	$110,500	$115	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.45×
• Total profit: $30,399
• Equity at exit: $11,183

10-year hold

• IRR: 42.0%
• Equity multiple: 6.02×
• Total profit: $105,446
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 129
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$393
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $550

Break-even live

Break-even rent $822

Max offer price $75,000

Occupancy floor 59%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.27mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	43d	1	0.28mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	0.51mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	0.52mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.53mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.54mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	0.58mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.61mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.62mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	0.80mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	0.90mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	3d	1	0.92mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.92mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	0.92mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	4d	1	0.99mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.02mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.04mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	7d	1	1.05mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.13mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.14mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	1.25mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.29mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	43d	1	1.35mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	1.36mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	4d	1	1.47mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	43d	1	1.50mi

Listing history 6 events

1. 2026-04-14
   historical Contingent
2. 2026-04-02
   listed $75,000 Active
3. 2024-01-22
   soldstatus $60,000
4. 2012-05-31
   listed $60,000 296-char remark

   Show marketing remark (296 chars)

   Beautiful brick cape cod on a quiet neighborhood street. Hardwood floors and fireplace adorn the livingroom and dining room. Full basement waiting for finishing for a grand game room. Close to public transportation and shopping. Dishwasher, microwave oven, and stove included. .. Move right in!!!

5. 1993-03-30
   soldstatus $37,000
6. 1984-04-03
   soldstatus $33,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,217
• − Mortgage interest: −$4,201
• − Property taxes: −$2,694
• − Insurance: −$375
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,182
• Taxable income: $5,851
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $5,199/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+127.3% since first listed

6 events — show timeline

• 2026-04-14 Contingent — West Penn MLS
• 2026-04-02 Listed $75,000 West Penn MLS
• 2024-01-22 Sold (Public Records) $60,000 Public Records
• 2012-05-31 Listed $60,000 West Penn MLS
• 1993-03-30 Sold (Public Records) $37,000 Public Records
• 1984-04-03 Sold (Public Records) $33,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,694 · +0.0% YoY. Source: county tax records.